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Safety regulations
The Gas Safety (Installation and Use) Regulations 1984 make it
mandatory that gas appliances must be maintained in a safe condition
at all times. You are required by the Regulations to ensure that all
gas appliances are maintained in good order and that an annual
safety check is carried out and a gas safety certificate issued.
In relation to electrical installations and appliances duties and
responsibilities are placed on the landlord by the following
Regulations
Health & Safety Act 1974
Landlord and Tenant Act 1985
Consumer Protection Act 1987
Electrical Equipment (Safety) Regulations 1994
The General Product Safety Regulations 1994
Building Regulations 2000
Under these the landlord is obliged to ensure that the fixed
installation and all electrical appliances supplied are safe.
Where accommodation is furnished, it must comply with The Fire and
Furnishings (Fire Safety) Regulations 1988 and a certificate be
issued.
Failure to comply is a criminal offence and could lead to
imprisonment and/or a fine.
As a Landlord you have a duty of care to your Tenant(s). Smoke
alarms and Carbon Monoxide monitors (where applicable) should be
fitted in all rental properties.
Castleview Lettings take safety very seriously and will not proceed
with moving a tenant into a property until all the necessary checks
have been carried out. We have negotiated preferential rates for our
clients - please ask for details.
General condition
Electrical, gas, plumbing, waste, central heating and hot water
systems must be safe, sound and in good working order. Repairs and
maintenance are at the landlord's expense unless misuse can be
established.
Similarly, appliances such as washing machine, fridge freezer,
cooker, dishwasher etc. should be in usable condition. Repairs and
maintenance are at the landlord's expense unless misuse can be
established.
Deposits
From 6 April 2007 a deposit taken from a tenant by a Landlord or
Letting Agent under an Assured Shorthold Tenancy, must be protected
by a Government authorised tenancy deposit scheme.
Castleview Lettings use The Deposit Protection Service.
This custodial scheme is free to use and therefore no cost is passed
on to the Landlord. As Agents we simply put the deposit into the
scheme at the beginning of the tenancy. Introduction Only Landlords
should register with the scheme so we can transfer the records into
their name.
Energy Performance Certificate
From 1 October 2008 it is necessary for all rental properties to
have an Energy Performance Certificate at the commencement of a new
tenancy. The certificate will last for a maximum 10 years. We have
negotiated preferential rates for our clients - please ask for
details.
Insurance
You should ensure that you are suitably
covered for letting under both your buildings and contents
insurance. Failure to inform your insurers may invalidate your
policies. We can offer specialist landlord's insurance, which may be
more appropriate than simply informing existing insurers. Click here
for a quote.
Emergency repairs
To help us to deal with emergencies we ask landlords for agreement
that Castleview Lettings can authorise a repair up to a cost
equivalent to a months rent should a serious fault occur and we are
unable to contact you. If work is required that exceeds the agreed
limit, confirmation will be sought from the landlord.
Out of hours, tenants may call our emergency number. The contractor
will assess the level of urgency and take appropriate action. In
most cases the contractor gives advice and arranges an appointment
to attend as soon as possible.
Routine Visits
Quarterly routine visits are made to all tenanted properties under
the Full Management service.
Once a property is tenanted you have an obligation to ensure it is
well maintained. Regular visits to the property allow us to inform
you of issues needing attention as soon as possible, if the tenant
has not already informed us, helping reduce the risk of the problem
getting worse and the cost escalating
Empty property
Full management does not cover periods when the property is vacant.
If you would like us to visit the property during a void period
please advise. There will be a charge for additional visits.
Bills and regular outgoings
We recommend that you arrange for
regular outgoings e.g. mortgage, service charges, maintenance
contracts etc. to be paid by standing order or direct debit.
However, where we are Managing the property, by prior written
agreement we may make payment of certain bills on your behalf,
provided such bills are received in your name at our office, and
that sufficient funds are held to your credit.
Council tax
Council tax is the responsibility of the occupier. You should inform
your local collection office that you are leaving the property.
During vacant periods the charge reverts to the owner. When
unoccupied but furnished, the charge is 50% of the normal rate. When
unoccupied and 'substantially' unfurnished, there is no charge for
the first six months, and thereafter a charge of 50% of the normal
rate.
The inventory
It is most important that an inventory of contents and schedule of
condition be prepared, in order to avoid misunderstanding or dispute
at the end of a tenancy. Without such safeguards, it will be
impossible for the landlord to prove any loss, damage, or
significant deterioration of the property or contents. In order to
provide a complete service to the landlord, we will if requested
arrange for a member of staff to prepare an inventory and schedule
of condition.
Preparing the property for letting
We have found from experience that a
good relationship with tenants is the key to a smooth-running
tenancy. As Property Managers the relationship part is our job, but
it is important that the tenants should feel comfortable in their
temporary home, and that they are receiving value for their money.
This is your job. Our policy of offering a service of quality and
care therefore extends to our tenant applicants too, and we are
pleased to recommend properties to rent which conform to certain
minimum standards. Quality properties attract quality tenants.
Decorations
Interior decorations should be in good condition, and preferably
plain, light and neutral.
Furnishings
It is recommended that you leave only minimum furnishings, and these
should be of reasonable quality. It is preferable that items to be
left are in the property during viewings. If you are letting
unfurnished, we recommend that the property contain carpets,
curtains, and a cooker at the very least. Other white goods such as
a fridge can be desirable.
Personal possessions, ornaments, pictures, books etc. should be
removed from the premises, especially those of real or sentimental
value. Some items may be boxed, sealed and stored in the loft at the
owner's risk. All cupboards and shelf space should be left clear for
the tenant's own use.
Gardens
Gardens should be left neat, tidy and rubbish-free, with any
lawns cut. Tenants are required to maintain the gardens to a
reasonable standard, provided they are left the necessary tools.
However, few tenants are experienced gardeners, and if you value
your garden, or if it is particularly large, you may wish us to
arrange maintenance visits by our regular gardener.
Cleaning
At the commencement of a tenancy the property must be in a
thoroughly clean condition, and at the end of each tenancy it is the
tenant's responsibility to leave the property in similar condition.
Where they fail to do so, cleaning should be arranged at their
expense.
Mail forwarding
We recommend that you make use of the Post Office redirection
service. Application forms are available at their counters, and the
cost is minimal. It is not the tenant's responsibility to forward
mail.
Information for the tenant
It is helpful if you leave information for the tenant on operating
the central heating and hot water system, washing machine and alarm
system, and the day refuse is collected etc.
Keys
You should provide one set of keys for each tenant. Where we are
Managing we will arrange to have duplicates cut as required.
Income tax
When the landlord is resident in the UK, it is entirely his
responsibility to inform the Inland Revenue of rental income
received, and to pay any tax due. However, where the landlord is
resident outside the UK during a tenancy, under new rules effective
from 6 April 1996, unless an exemption certificate is held, we as
landlord's agents are obliged to retain and forward to the Inland
Revenue on a quarterly basis, an amount equal to the basic rate of
income tax from rental received, less certain expenses. An
application form for exemption from such deductions is available
from this Agency, and further information may be obtained from the
Inland Revenue
These pages are intended as a general guide only. Should you have
any more specific questions or queries, please do not hesitate to
contact us, and we will happily answer them for you. We are here to
help.
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